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1981-01-21 - Plan Commission - Minutes REGULAR MEETING BUFFALO GROVE PLAN COMMISSION Northwest Community Hospital Medical Arts Center - Final Plat of Subdivision Zoning Ordinance Review January 21, 1981 Chairman Shields called the Regular Meeting to order in the Municipal Building, 50 Raupp Boulevard, Buffalo Grove at 7:39 P.M. Commissioners Present: Chairman Shields Mr. Goldspiel Mrs. Sheldon Mr. Button - arrived 7:42 P.M. Mr. Glover - arrived 8:15 P.M. Mrs. Reid Mrs. Kaszubowski Commissioners Absent: Mr. Davis Mr. Shifrin Also Present: Mr. Bert Chotiner, Developer, Northwest Community Hospital Mr. John Marienthal, Trustee Mrs. Bobby O'Reilly, Trustee Mr. Mark Stweart, Transportation Commission Mr. Frank Hruby, Director of Building and Zoning Mr. Jim Truesdell, Village Planner APPROVAL OF MINUTES Commissioner Goldspiel moved approval of the minutes of the Regular Meeting of December 3, 1981. Commissioner Kaszubowski seconded the motion. The motion carried unanimously. Commissioner Kaszubowski moved that the meeting minutes of the Regular Meeting December 17, 1981 be approved subject to correction. Commissioner Reid second- ed the motion. Page 5, paragraph 2 change Commissioner Sheldon, Kaszubowski to Shifrin. Page 5, paragraph 12 add legally before based. Page 5, paragraph 3 add The Commission concurred with Mr. Marienthal's suggestion and adopted it. Page 3, paragraph 15 add The Commission approved the berm and the open fence on the portion of the green area. Page 6, paragraph 1 add The building is not the most attractive looking. Paragraph 2, page 6 add You cannot see the salt pile structure from Lake Cook Road. COMMUNICATIONS Chairman Shields referred to a memo from the Village President, Mrs. Clayton regarding absenteeism of Commissioners on various Commissions. Chairman Shields stated that the Plan Commission has not had a problem in this area. Buffalo Grove Plan Commission Regular Meeting January 21, 1981 2 COMMITTEE AND LIAISON REPORTS Transportation Commission Commissioner Goldspiel stated that on January 20, 1981 there was a meeting of the Transportation Commission with representatives of Harper College, Northwest Community Hospital, Hawthorne Shopping Center and Kemper Insurance at which they discussed their mutual transportation needs. Mr. Stewart - We all discussed our needs. Kemper gave us numbers regarding their needs. Harper has offered help in determining traffic flow from their site. They stated their people work at Northwest Community Hospital and the people from Kemper also moonlight at Hawthorne. We found that our needs interrelate. Commissioner Goldspiel - The bottom line on this is that when we tried to connect up our bus system with the Lake County system to Hawthorne the RTA did not think there was enough ridership in that area. So perhaps work- ing together we will be able to develop the kind of ridership statistics that will enable our Lake County people to get to the College of Lake County, the Catholic High Schools up there and so on. Village Board Meeting Commissioner Button - On January 19, 1981 there was a Village Board meeting and they passed the Buffalo Grove Commerce Center, Unit I with one change. On Lot 41 they accepted the signage regulation of traffic flow on Armstrong Drive. They are holding on Lot 40. They are placing in the covenant the restriction that it be reviewed by the private property owners. NORTHWEST COMMUNITY HOSPITAL MEDICAL ARTS CENTER - FINAL PLAT OF SUBDIVISION Mr. Truesdell briefly reviewed his memo to the Plan Commission dated January 14, 1981 titled Northwest Community Hospital Medical Arts Center- Final Plat of Subdivision. Commissioner Goldspiel - On Lake Gook Road there is a sign radius 2241. 83 feet and a similar sign and then a delta. What does that mean? / Commissioner Button - Delta indicates angle of deflection of the arc V Buffalo Grove Plan Commission Regular Meeting January 21, 1981 - 3 Commissioner Goldspiel Number L in your memo "Radii, internal angle s, points and curvatures, tangent bearings, and lengths of all arcs" is that the only tangent bearing that you need there? Mr. Truesdell - My understanding is yes. Commissioner Sheldon moved to recommend to the Village Board approval of the Final Plat of Subdivision of the Northwest Community Hospital Medical Arts Center dated January 14, 1981 subject to the addition of signatures from the utility companies and the property owners along with proper notarization. Commissioner Button seconded the motion. AYES: Commissioners Goldspiel, Sheldon, Button, Glover, Reid, Kaszubowski NAYES: None ABSTAIN: None ABSENT: Commissioners Davis, Shifrin The motion passed 6 - 0. ZONING ORDINANCE Mr. Truesdell - In your packet you received Article XIII-Zoning Board of Appeals and Article VI-Special Uses. Article XIII was reviewed by the Zoning Board of Appeals on January 20, 1981 and any comments of the Plan Commission will be welcomed. These two sections were of greatest concern both to the Plan Commission and the Zoning Board of Appeals at our last meeting. I attempted to redraft those sections first pursuant to the comments made at the last meeting. Mr. Truesdell then reviewed Article VI with the Plan Commission. Section 5-Planned Unit Development 5. 1 General purpose and intent. Commissioner Button - In 5. 1 it is stated "The primary purpose of the planned unit development is to stimulate". I submit that stimulate be changed to provide for. The Commission concurred. L Mr. Truesdell - Between pages 2 and 12, sections 5. 2 and 5.6 are contained the procedural sections which are in our ordinance right now. I did not change it. I did add a statement that requires the petitioner to submit in writing, any variation requested and his reasoning for such variations. Buffalo Grove Plan Commission Regular Meeting 'January 21, 1981 • - 4 - Commissioner Kaszubowski - Number 5 on page 3 states "When the planned develop- ment is constructed in stages the development, phasing etc. should be given. " In 7 there is talk about abandoning the planned development. If stage 1 was built and then he decided to abandon the project this ordinance states that we would then go back to our one single family residential. How do we provide for a cluster that has been built in stage 1 and then it is abandoned? Commissioner Button - I believe our ordinance states that anything that is built should be able to stand by itself. Commissioner Kaszubowski - We do have a safe guard in there? Mr. Truesdell - Yes. Commissioner Gutton - Do we provide for or do we have a way of insuring that any individual stage would be self sufficient? Mr. Truesdell - It would have to be done under planned units. The intent of this is to prevent that from happening Commissioner Goldspiel - Regarding page 5 section D Form of Ordinance, what this seems to say but doesn't say flat out is in approving a planned unit development you pick a part of the zoning ordinance that this would come under and that then you indicate the variation from that zone which you want in the PUD. It just might be well to spell that out. This is a little bit by implication rather than stating it. Mr. Truesdell - It is identified specifically that this is a special use under the R 9 Zoning. Commissioner Goldspiel - On Page 9 under B I take it that this is the same as in our ordinance now. It states "A public hearing shall not be held to consider modification in the location and design of streets. . . . ". I presume it indicates slight modification. Commissioner Button - If you are moving streets grossly you are probably talk- ing about another public hearing. Mr. Truesdell - If I read through page 8 "A development plan submitted for final approval shall be deemed to be in substantial compliance with the prelim- inary plan, as approved, provided any modification by the developer of the preliminary plan, as approved, does not (a) involve a reduction of the area set aside for common open space; nor (b) increase by more than two percent the floor area proposed for nonresidential use; nor (c) increase by more than two percent the total ground area covered by buildings. " That is pretty liberal. You can go in a residential PUD and change a two story building to a ten story building without increasing the total ground area covered by a building. You could put something in there saying that density could not increase by a certain percentage. Maybe there should be a limitation on increased density. I will research it and come back. Buffalo Grove Plan Commission Regular Meeting January 21, 1981 - 5 — The Commission Concurred Mr. Marienthal - You could have a number of one and two story buildings, take them away and come straight up. You would not have increased your l , floor area on your ground cover. Commissioner Goldspiel - Anything that changes the variation from the zone that they requested would require a public hearing. Commissioner Button - What I think you are saying is that you should rewrite that whole section. Commissioner Sheldon - I think the staff could sit down and consider the objectives for this section, bring those back together with some new language and then we could discuss it further. The Commission concurred. Section 5.7 General Standards Mr. Truesdell - This section would apply to any PUD residential or non- residential and gives general recommendations that will apply in any PUD. Mr. Truesdell then briefly reviewed the 7 points in this section. The Commission concurred. Section 5.8 Residential Land Use Standards. Mr. Truesdell - Parts A and B are basically the same as stated in our ordin- ance now. Commissioner Button - Shouldn't the guidelines for passive solar energy be shown somewhere? Commissioner Goldspiel - I would feel a lot more confortable having 5io or less rather than l0yo as an incentive. 10jo is rather heavy. Mr. Truesdell - I feel that if you get down to 2jo they will not be interested in doing it. Commissioner Kaszubowski - We have to decide the criteria of what we want to consider as basic solar energy. Commissioner Goldspiel - All of the other donation ordinances give benefit to the Village. If we give this to solar energy we are giving it to the home- owner, his heating bills will be lower. Buffalo Grove Plan Commission Regular Meeting January 21, 1981 - 6 - Commissioner Sheldon - We are conserving energy and the homes are more saleable. Commissioner Goldspiel - This is the type of thing we do in the building code. This seems more like a code type of thing. Mr. Truesdell - It could be done in two ways, 1) the design of the subdivision aid 2) the design of the house. What we need to do is to clearly establish all the criteria for design. The Commission concurred. C. Open Space Standards Mr. Truesdell - This is something new. There are no open space standards. The only open space is our park land donations. This section in no way is to supersede that, but is created to insure that all PUD's provide adequate amount of common open space. Commissioner Goldspiel - I think it is misleading to call these open space standards. What we are really talking about is ground area ratio. Mr. Truesdell - That is correct. It is saying 50'0 of your area has to be open space and 250 of that open space has to be consolidated. D. Bulk Regulations Mr. Truesdell briefly reviewed part D. It was agreed that the language in point 3 Yards could be cleaned up a bit. Section 5 Spacing between buildings Mr. Truesdell - A, B, C, D, E and F refer to the four drawings in the packets which gives a clear picture of the requirements. These requirements are not less restrictive than those we currently have under R 9. Commissioner Goldspiel - For crime prevention purposes you would want to have a view for all major areas. Commissioner Button - The notion is for privacy. Should the placement of windows be determined by the distance between windows? Li Mr. Truesdell - To get back to Commissioner Goldspiel's comments I could look into that further. The Commission agreed. Buffalo Grove Plan Commission Regular Meeting January 21, 1981 - 7 Commissioner Goldspiel - I think the L.E.A.A. has a booklet on defensible open space designed for more effective law enforcement. I think that it would be good to review that. I am concerned about large areas where no one can see. Mr. Truesdell - We will look into that and see what type of wording we can come up with. The Commission concurred. Section 6 Building Height Commissioner Button - Overall building height is universal. Is there a way you can defige exactly where ground level is? Commissioner Glover - Overall building height is a broad designation. Mr. Truesdell - We will come up with a better designation. Sections E, F, G, and H Mr. Truesdell - We get into more general standardards which are really based j on the review of the Plan Commission. Commissioner Goldspiel - I am concerned about section F, what is the special use? What happens if the PUD lapses? Mr. Truesdell - Basically the PUD is a special use as long as the people live there. It would only loose the special use if it ceased being operated. Commissioner Goldspiel - In section F I am concerned with the statement "which perpetuate during the the period of special use". It should say during the planned unit development rather than the special use. Mr. Truesdell - I will look into that and see how it can be clarified. Section 5. 9 Commercial PUD Mr. Truesdell - This is currently what the PUD says. Section 5. 10 Office and Industrial Planned Unit Developments. Mr. Truesdell - This brings the PUD into the current O/R and I district standards. We will go back and look over all these points, modify this accord- Buffalo Grove Plan Commission Regular Meeting January 21, 1981 - 8 - ingly and bring it back. The next submittal will be the draft Zoning Ordinance. Article XIII Mr. Truesdell - This article is the one that is under the Zoning Board of Appeals and they did discuss it on January 20, 1981. Commissioner Goldspiel - There used to be a provision that certain things could be varied according to a certain percentage. Mr. Truesdell - It is not in here. One of the problems is that it is very difficult to determine in every case just what is a hardship in terms of 1/3 the distance. Commissioner Goldspiel - Some people will push as far as they could possible push. I think that there isa real value in stating limitations. Mr. Hruby - The Zoning Board of Appeals felt they would be able to handle this. We will be able to do a good job. The staff screens the people who come to the ZBA. The ZBA would be able to hear any variation under these standards. The final comments were that the ZBA would have to be tough first and fair second. The citizens living in the Village that have problems have no one to hear their problems at this time. Commissioner Sheldon - We are really giving more rights and privledges to the developer than the citizens. Mr. Hruby - There are people who have appeared before the ZBA in the past that were restricted because of this 1/3. Our Village attorney said that the true meaning of appeal is to appeal. Commissioner Button - You have a non elected party with limited means of appeal. Mr. Marienthal - Before the Village Board heard all appeals and then they gave authority to the ZBA and gave them the 1/3. Anything else had to come back to them. I would be opposed to this change of power. Mr. Truesdell - This does make the ZBA's job more difficult. I am going to redraft this section. I will see to it that they do get the Plan Commissions comments. In answer to a question from Commissioner Sheldon,. Mr. Truesdell replied that the minutes of the Zoning Board of Appeals meeting regarding Article XIII would be made available to the Plan Commission. Buffalo Grove Plan Commission Regular Meeting January 21, 1981 - 9 - Commissioner Sheldon - Over the years there has been a problem with communica- tion between the Plan Commission and staff. Fortunately those problems have been resolved. In view of the job descriptions for Village personnel, could the time allocations be increased? The time for various commissions is very low. I wonder if that is why we have had trouble in receiving the documents that we need to do our job on the Plan Commission. Mr. Truesdell - I believe that refers to the amount of time that I sit here at the meeting at night. There is other time that I spend on Plan Commission business that is not included in that time slot. If there is a problem I have not been aware of it. Mr. Marienthal - Eight out of ten times it is the fault of the developer not getting his material in on time. They bring in material at the last minute and it is distributed at that time. Mrs. O'Reilly - Most of the time when we get things late it is because of the developer. Mr. Truesdell - Before a meeting is set up I discuss with the Chairman if all the material is in and he makes the final decision. I believe that we do put things off if it is not ready. FUTURE AGENDA On February 4, 1981 the Arlington Country Club Condominium will be here with a change of plan. ADJOURNMENT Commissioner Glover moved adjournment with Commissioner Sheldon seconding the motion. Chairman Shields adjourned the meeting at 9:20 P.M. Respectfully submitted, s. Kathleen Comer Recording Secretary APPROVED BY: Li L Patrick Shields Chairman Buffalo Grove Plan Commission Regular Meeting January 21, 1981